{"asOf":"2026-07-26T21:24:07.843Z","block":"2600-2699 N 11TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/2600-2699-n-11th-st","address":"2638 N 11TH ST","parcelNumber":"371198200","source":"https://property.phila.gov/?p=371198200","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"25","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"ROW MODERN","useLabel":"Multi-family","owner":"T&I DEVELOPMENT LLC","coOwner":null,"marketValue":591800,"landAssessment":118360,"improvementAssessment":473440,"livableArea":3360,"yearBuilt":2025,"lastSale":{"price":95000,"date":"2024-10-01T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2025-059294","date":"2025-08-07","code":"A-603.3/1","title":"TRADE OR PRACTICE","status":"COMPLIED","resolutionDate":"2025-09-12","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-076103","date":"2025-09-26","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"COMPLIED","resolutionDate":"2026-02-20","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-092540","date":"2025-11-25","code":"A-402.5","title":"OCCUPIED W/O FINAL APPROVAL","status":"COMPLIED","resolutionDate":"2026-02-20","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"CF-2025-082151","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"AUDITS AND INVESTIGATIONS INVESTIGATOR","status":"CLOSED","createdDate":"2025-08-06","completedDate":"2025-09-12","violations":[{"number":"VI-2025-059294","date":"2025-08-07","code":"A-603.3/1","title":"TRADE OR PRACTICE","status":"COMPLIED","resolutionDate":"2025-09-12","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2025-106308","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-09-26","completedDate":"2026-02-20","violations":[{"number":"VI-2025-076103","date":"2025-09-26","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"COMPLIED","resolutionDate":"2026-02-20","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2025-128176","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-11-25","completedDate":"2026-02-20","violations":[{"number":"VI-2025-092540","date":"2025-11-25","code":"A-402.5","title":"OCCUPIED W/O FINAL APPROVAL","status":"COMPLIED","resolutionDate":"2026-02-20","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2025,"n":3,"worst":null}],"investigations":[{"caseNumber":"34037","date":"2004-10-21","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"74246","date":"2006-08-09","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"74246","date":"2010-08-31","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2025-082151","date":"2025-08-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-082151","date":"2025-09-12","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-106308","date":"2025-09-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-128176","date":"2025-11-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-128176","date":"2026-02-20","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-106308","date":"2026-02-20","type":null,"status":"PASSED"}],"inspYears":[{"y":2006,"fails":1,"passes":0},{"y":2010,"fails":0,"passes":1},{"y":2025,"fails":3,"passes":1},{"y":2026,"fails":0,"passes":2}],"taxOwed":7048.49,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":7048.49,"principalDue":2800.85,"penaltyDue":193.58,"interestDue":2299.68,"otherChargesDue":1754.38,"yearsOwed":20,"oldestYearOwed":2002,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2021-12-02","assessmentYear":2022,"totalAssessment":15400,"taxableAssessment":15400,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":215.57,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.99261461521934,"lng":-75.14959311587317,"geom":{"type":"Polygon","coordinates":[[[-75.149474608,39.992576236],[-75.149720798,39.992610184],[-75.149712041,39.992652817],[-75.149465594,39.992618975],[-75.149474608,39.992576236]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19133","beds":null,"baths":null,"stories":3,"lotArea":1120,"zoning":"RM1","grade":null,"basement":"A","heater":null,"centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"446 GERMANTOWN PIKE, LAFAYETTE HILL PA, 19444","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"APPLICATION IS FOR A NEW CONSTRUCTION OF AN ATTACHED BUILDING WITH A ROOF DECK AND A ROOF ACCESS STRUCTURE (SIZE AND LOCATION AS SHOWN ON PLANS/APPLICATION) FOR USE AS A MULTI-FAMILY (3 UNITS) HOUSEHOLD LIVING","status":"Completed","outcome":"Granted","date":"2023-02-13","number":"ZP-2022-007378","relatedPermit":"ZP-2022-007378"},{"type":"LIRB Violation Appeal","grounds":"Not Responsible","status":"Closed","outcome":"Withdrawn","date":"2026-06-16","number":"HA-2025-004158","relatedPermit":null}],"taxYears":[{"year":2002,"total":142.72,"principal":17.54,"interest":22.37,"penalty":1.23},{"year":2003,"total":464.63,"principal":185.51,"interest":219.83,"penalty":12.99},{"year":2004,"total":446.93,"principal":185.51,"interest":203.13,"penalty":12.99},{"year":2005,"total":429.24,"principal":185.51,"interest":186.44,"penalty":12.99},{"year":2006,"total":411.53,"principal":185.51,"interest":169.74,"penalty":12.99},{"year":2007,"total":393.83,"principal":185.51,"interest":153.04,"penalty":12.99},{"year":2008,"total":376.14,"principal":185.51,"interest":136.35,"penalty":12.99},{"year":2009,"total":358.44,"principal":185.51,"interest":119.65,"penalty":12.99},{"year":2010,"total":26.17,"principal":15.2,"interest":8.43,"penalty":1.06},{"year":2011,"total":27.19,"principal":16.71,"interest":7.77,"penalty":1.17},{"year":2012,"total":26.57,"principal":17.35,"interest":6.51,"penalty":1.21},{"year":2013,"total":25.81,"principal":17.97,"interest":5.12,"penalty":1.26},{"year":2014,"total":82.65,"principal":61.64,"interest":12.02,"penalty":4.31},{"year":2015,"total":76.77,"principal":61.64,"interest":6.47,"penalty":4.31},{"year":2016,"total":69.95,"principal":64.39,"interest":0.96,"penalty":0.64}],"taxNet":3358.57,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":4000,"taxable":4000,"land":4000,"improvement":0,"taxableLand":4000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":15400,"taxable":15400,"land":15400,"improvement":0,"taxableLand":15400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":15400,"taxable":15400,"land":15400,"improvement":0,"taxableLand":15400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":15400,"taxable":15400,"land":15400,"improvement":0,"taxableLand":15400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":15400,"taxable":15400,"land":15400,"improvement":0,"taxableLand":15400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":15400,"taxable":15400,"land":15400,"improvement":0,"taxableLand":15400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":15400,"taxable":15400,"land":15400,"improvement":0,"taxableLand":15400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":32400,"taxable":32400,"land":32400,"improvement":0,"taxableLand":32400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":32400,"taxable":32400,"land":32400,"improvement":0,"taxableLand":32400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":45900,"taxable":45900,"land":45900,"improvement":0,"taxableLand":45900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":739000,"taxable":739000,"land":147800,"improvement":591200,"taxableLand":147800,"taxableImprovement":591200,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":591800,"taxable":591800,"land":118360,"improvement":473440,"taxableLand":118360,"taxableImprovement":473440,"exemptLand":0,"exemptImprovement":0}],"taxNow":10345,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2022-007378","date":"2023-02-16","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-02-10","scope":"APPLICATION IS FOR A NEW CONSTRUCTION OF AN ATTACHED BUILDING WITH A ROOF DECK AND A ROOF ACCESS STRUCTURE. SIZE AND LOCATION AS PER APPROVED PLAN AND ZBA APPROVAL"},{"number":"CP-2024-004506","date":"2024-09-29","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-02-10","scope":"FOR THE CONSTRUCTION OF AN ATTACHED STRUCTURE WITH CELLAR AND ROOF DECK ACCESSED BY A ROOF DECK ACCESS STRUCTURE. FOR USE AS A MULTI-FAMILY (3 UNIT) DWELLING. AS PER APPROVED PLANS. *********************SEPARATE PERMITS REQUIRED FOR ANY OTHER WORK. *************************************************"},{"number":"PP-2024-015023","date":"2025-01-08","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-11-25","scope":"NEW CONSTRUCTION OF 3 FAMILY DWELLING. WORK TO INCLUDE EXTERIOR BUILDING DRAINAGE AND 1 1/2\" WATER DISTRIBUTION PIPE. INTERIOR DRAINAGE, WASTE, VENT, AND WATER SUPPLY FOR 18 FIXTURES IN COMPLIANCE WITH 2018 PPC AND APPRVOED PLANS"},{"number":"FP-2025-000046","date":"2025-01-23","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-11-25","scope":"FOR THE INSTALLATION OF SPRINKLER PER NFPA 13 WITH 2-INCH FIRE SERVICE LINE AND BFP DEVICE AS PER APPROVED PLANS."},{"number":"EP-2025-000533","date":"2025-02-07","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-09-16","scope":"INSTALL 300A MAIN SERVICE EQUIPMENT AND SUB FEEDERS INCLUDING METER PACKS FOR THREE APARTMENTS, AND LANDLORD PANEL, WIRING THROUGHT, INSTALL LIGHTS FIXTURES, OUTLETS, SWITCHES, SMOKE ALARMS , INSTALL FIRE ALARM SYSTEM . ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72."},{"number":"SP-2024-001101","date":"2025-02-20","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2025-12-08","scope":"Site / Utility Permit for CP-2024-004506"},{"number":"MP-2024-004758","date":"2025-02-20","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-11-25","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2023,"k":"permit","w":"New construction, addition, GFA change"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"land","p":95000},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"Excavation"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"viol","w":"3 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2026,"k":"appeal","w":"Appeal withdrawn"},{"y":2026,"k":"insp","w":"Inspection passed ×2"}],"rented":true,"licenses":[{"number":"1000646","type":"Rental","status":"Active","businessName":"T&I Development LLC","legalName":"T&I Development LLC","address":"2638 N 11TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2026-02-27","latestIssueDate":"2026-02-27","expirationDate":"2027-02-26","inactiveDate":null}],"licenseActivity":[{"number":"1000646","type":"Rental","businessName":"T&I Development LLC","legalName":"T&I Development LLC","issuedDate":"2026-02-27","latestIssueDate":"2026-02-27","closureDate":null,"expirationDate":"2027-02-26","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":3,"signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["$7,048 appeared in the City's June 2022 delinquency snapshot","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["7 permit events since 2023","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2022-007378: Completed · Granted; related permit ZP-2022-007378. The history also contains “OCCUPIED W/O TCO OR CO.”","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$7,048.49 was recorded in the City’s 2022-06 delinquency snapshot for 2002–2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"id":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (446 GERMANTOWN PIKE, LAFAYETTE HILL PA, 19444).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"4 failed, 4 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Feb 20, 2026.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"2 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 3 historical violations across 3 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"},{"title":"Seller-specific tax relief is not the buyer’s bill","body":"LOOP and low-income or senior Real Estate Tax freezes depend on the qualifying owner and continued program eligibility; a buyer cannot assume the seller’s capped or frozen bill continues. A separately verified property abatement often remains with the property for its remaining term, but program-specific new-owner filing, use, and tax-compliance conditions still must be confirmed—not inferred from the reduced assessment alone.","action":"Have Revenue or OPA identify every current benefit, model the buyer’s bill without seller-specific relief, and confirm any verified abatement in writing.","url":"https://www.phila.gov/services/payments-assistance-taxes/payment-plans-and-assistance-programs/income-based-programs-for-residents/apply-for-the-longtime-owner-occupants-program-loop/","secondaryUrl":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/tax-freeze/"},{"title":"Seller disclosure and independent inspections","body":"For a covered Pennsylvania residential transfer, obtain the statutory seller disclosure. It reports the seller’s knowledge; it is not a warranty, title search, code review, or substitute for inspections.","action":"Have the agreement and disclosure reviewed for this transaction’s coverage and exceptions.","url":"https://www.pa.gov/agencies/dos/department-and-offices/bpoa/boards-commissions/real-estate-commission"}]}